Property ID: 5617896602
4108 Nelson Ave, Sarasota, FL, 34231
Sarasota, FL
Money Down: $67,200
CoC Return: -3.12%
Monthly Cash Flow: $-175
Est. Final ARV: $248,980
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$56,000
Closing Costs
$11,200
Total Down
$67,200
Investment Snapshot
Purchase Price
$280,000
Money Down
$67,200
Cash-on-Cash Return
-3.12%
Rent
$1,829
Monthly Cash Flow
$-175
Annual Cash Flow
$-2,100
Debt Service / Mo
$1,490
Property Tax / Mo
$265
Insurance / Mo
$66
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,829
Payment Standard
$2,050
Rent
$1,829
Insurance
$66
Property Tax
$265
Management
$183
Utilities Allowance
$221
NOI (Monthly)
$1,315
Debt Service
$1,490
Cash Flow After Debt
$-175
Quality Score: 84.20%
Confidence: 93.00%
This 2BR/1BA single-family home appears largely turnkey for a Housing Choice Voucher inspection. Major systems are recently replaced (HVAC 2023, roof 2021, hurricane windows 2019, water heater 2017) and interior renovations (new flooring, kitchen, bath, recessed lighting) reduce inspection risk. Primary verification items not visible in photos are smoke/CO detectors, GFCI outlets, and a deadbolt — these are common, easy-to-fix items but should be confirmed prior to inspection. Given the recent system upgrades and good visible condition, the property is likely to pass an initial NSPIRE/HCV inspection with minimal fixes (mainly documentation and small electrical/safety device verification). Rental-history data is present (recent activity within 5 years), supporting readiness and landlord experience.
Section 8 Payment Standard
$2,050
Utility Allowance Total
$221
Guaranteed Section 8 Rent (PS - Utilities)
$1,829
Property Management
$183
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$280,000
Beds
2
Baths
1
Living Area
841 sqft
Lot Size
4,792 sqft
Year Built
1953
Days on Market
109
Capital Outlay
$67,200
Debt Service
$1,490
Property Tax / Mo
$265
Insurance / Mo
$66
Property Description
Charming 2 bedroom,1 bath, home including a 1 car oversized garage located in Sarasota! This beautiful home comes with many updates including an open layout, granite countertops, stainless steel appliances 2021, new recessed ceiling lights, ceiling fans throughout, all new vinyl floors, hurricane windows 2019, roof replaced in 2021, HVAC in 2023, water heater 2017, shade trees. Second refrigerator in the garage does not convey. Centrally located near shopping, restaurants, schools, beaches. Easy access to 1-75. No deed restrictions, HOA or CDD Fee. House is not in a flood zone, no flood insurance is required. It is located 4.8 Miles to Downtown Sarasota - 3.3 Miles to Siesta Key Beach - 10 Miles to University Town Center - West of Legacy trail.
Utility Allowances
Air Conditioning
$25
The property includes 'Central Air', and the allowance is the fixed value for a 2-bedroom single-family detached home.
Cooking
$11
Fuel type is inferred as electric because the property has an electric water heater and electric heating. The 'electric' option was selected from the schedule for a 2-bedroom unit.
Heating
$15
Property details explicitly list 'Heating: Central, Electric'. The 'electric' option was selected from the schedule for a 2-bedroom unit.
Other Electric
$45
This is a standard, fixed allowance for general electricity usage (lights, outlets) for a 2-bedroom unit.
Trash Collection
$25
Trash collection is a standard utility for a single-family home. The allowance is the fixed value from the schedule.
Water
$66
The property details state 'Water Source: Public'. The allowance is the fixed value for a 2-bedroom unit.
Water Heating
$34
The property details explicitly list 'Electric Water Heater'. The 'electric' option was selected from the schedule for a 2-bedroom unit.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$786
DP3 Annual Estimate$786
DP1 Monthly Equivalent$66
DP3 Monthly Equivalent$66
Replacement Value$158,700
Basis841 sqft / 1953
Nearby Houses
Photo unavailable
4104 Nelson Ave
sold · 0.01 mi
Price: $225,000
3 bd / 2 ba · 1,187 sqft
Latest sale: $225,000 on Jul 18, 2018
Latest rent: —
Photo unavailable
3311 Maiden Ln
sold · 0.04 mi
Price: $315,000
3 bd / 2 ba · 1,580 sqft
Latest sale: $315,000 on Aug 03, 2021
Latest rent: $2,445 on Sep 27, 2023
Photo unavailable
4051 Nelson Ave
sold · 0.04 mi
Price: $350,000
2 bd / 1 ba · 774 sqft
Latest sale: $350,000 on Dec 10, 2021
Latest rent: —
Photo unavailable
4110 Iola Dr
sold · 0.04 mi
Price: $370,000
3 bd / 2 ba · 1,878 sqft
Latest sale: $370,000 on Jan 06, 2021
Latest rent: $4,200 on Mar 30, 2024
Photo unavailable
4030 Nelson Ave
sold · 0.05 mi
Price: $160,000
2 bd / 2 ba · 1,350 sqft
Latest sale: $160,000 on Sep 09, 2019
Latest rent: —
Photo unavailable
3324 Maiden Ln
sold · 0.05 mi
Price: $207,900
2 bd / 2 ba · 1,247 sqft
Latest sale: $207,900 on Oct 03, 2019
Latest rent: —
Photo unavailable
4030 Iola Dr
sold · 0.06 mi
Price: $150,000
2 bd / 2 ba · 962 sqft
Latest sale: $150,000 on Oct 25, 2018
Latest rent: —
Photo unavailable
4111 Iola Dr
sold · 0.07 mi
Price: $410,000
3 bd / 2 ba · 1,372 sqft
Latest sale: $410,000 on Nov 14, 2025
Latest rent: —
Photo unavailable
4103 Iola Dr
sold · 0.07 mi
Price: $271,100
4 bd / 3 ba · 1,874 sqft
Latest sale: $271,100 on Nov 10, 2020
Latest rent: $2,400 on May 08, 2024
Photo unavailable
4115 Iola Dr
sold · 0.07 mi
Price: $280,000
3 bd / 2 ba · 1,372 sqft
Latest sale: $280,000 on Nov 25, 2019
Latest rent: —
Photo unavailable
4037 Iola Dr
sold · 0.07 mi
Price: $261,000
2 bd / 2 ba · 837 sqft
Latest sale: $261,000 on Aug 26, 2022
Latest rent: —
Photo unavailable
4142 Iola Dr
sold · 0.08 mi
Price: $320,000
2 bd / 2 ba · 1,302 sqft
Latest sale: $320,000 on Feb 21, 2025
Latest rent: $2,700 on Jun 17, 2025
Photo unavailable
4126 Nelson Ave
sold · 0.08 mi
Price: $530,000
3 bd / 2 ba · 1,464 sqft
Latest sale: $530,000 on Sep 03, 2024
Latest rent: —
Photo unavailable
3356 Maiden Ln
sold · 0.08 mi
Price: $385,000
3 bd / 2 ba · 1,104 sqft
Latest sale: $385,000 on Oct 13, 2025
Latest rent: —
Photo unavailable
4025 Iola Dr
sold · 0.09 mi
Price: $175,000
1 bd / 1 ba · 544 sqft
Latest sale: $175,000 on Jun 28, 2024
Latest rent: $850 on May 03, 2017
Photo unavailable
4011 Nelson Ave Unit B
off_market · 0.09 mi
Price: $2,200
2 bd / 2 ba · 930 sqft
Latest sale: —
Latest rent: $2,200 on Jan 11, 2025
Photo unavailable
4011 Nelson Ave
sold · 0.09 mi
Price: $525,000
4 bd / 3 ba · 1,716 sqft
Latest sale: $525,000 on May 13, 2024
Latest rent: —
Photo unavailable
4060 Rockefeller Ave
sold · 0.09 mi
Price: $180,000
— bd / — ba
Latest sale: $180,000 on Jun 07, 2023
Latest rent: —
Properties Used for Comps
Photo unavailable
4003 Iola Dr, Sarasota, FL, 34231
sold
Price: $270,000
Rent: $2,100
2 bd / 1 ba · 912 sqft
Sale Date: Jul 01, 2024
Distance: 0.13 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Smoke detectors and carbon monoxide detectors (where required) are present or will be installed prior to inspection; photos did not show them.
- At least one locking deadbolt or compliant secure entry hardware will be present on the main entry door; photos show a door knob but not a deadbolt.
- Electrical panel is intact and up to code with functioning breakers; no exposed wiring exists beyond what is visible in photos.
- GFCI protection exists or will be provided in kitchen and bathroom areas as required; outlets were not clearly shown.
- Hot water is available and the water heater (2017) is operational.
- No hidden active roof leaks, major mold, foundation movement, or drainage problems exist beyond what is visible in photos.
- Washer/dryer in garage are properly installed/vented; second fridge in garage is personal property and not conveyed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,091 | $232,000 | $219,056 |
| 2023 | $2,892 | $241,500 | $181,038 |
| 2022 | $2,640 | $216,800 | $164,580 |
| 2021 | $2,091 | $138,800 | $138,800 |
| 2020 | $3,774 | $129,300 | $127,275 |
| 2019 | $1,365 | $128,600 | $117,669 |
| 2018 | $1,313 | $124,000 | $115,475 |
| 2017 | $1,303 | $113,100 | $113,100 |
| 2016 | $1,449 | $87,900 | $87,900 |
| 2015 | $1,374 | $79,900 | $79,900 |
| 2014 | $914 | $48,100 | $40,656 |
| 2013 | $876 | $44,600 | $36,960 |
| 2012 | $765 | $33,600 | $33,600 |
| 2011 | $904 | $44,800 | $44,800 |
| 2010 | $1,016 | $50,500 | $50,500 |
| 2009 | $1,147 | $61,300 | $61,300 |
| 2008 | $854 | $77,600 | $74,819 |
| 2007 | $968 | $95,900 | $72,640 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2020-12-02 | Sold | $165,000 |
| 2016-11-02 | Sold | $152,000 |
| 2014-08-29 | Sold | $71,500 |
| 2003-04-08 | Sold | $105,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2026-03-12 | Listed for rent | $2,000 | — |
| 2024-12-07 | Listed for rent | $1,975 | — |
| 2021-06-04 | Listed for rent | $1,800 | — |
Photo Gallery
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},
"event_name": "Listed",
"price_sqft": 219.85731272294888,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4479514",
"price_change_percentage": "+17.03%"
},
{
"date": "2016-11-03",
"price": 158000,
"listing": {
"status": "sold",
"list_date": "2016-06-20T07:00:00Z",
"list_price": 158000,
"listing_id": "616497174",
"last_update_date": "2016-11-02T17:11:23Z",
"last_status_change_date": "2016-11-01T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": 187.871581450654,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "136 days",
"source_listing_id": "A4157429",
"price_change_percentage": "-4.24%"
},
{
"date": "2016-07-20",
"price": 158000,
"listing": {
"status": "sold",
"list_date": "2016-06-20T07:00:00Z",
"list_price": 158000,
"listing_id": "616497174",
"last_update_date": "2016-11-02T17:11:23Z",
"last_status_change_date": "2016-11-01T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 187.871581450654,
"source_name": "StellarMLS",
"price_change": -7000,
"days_after_listed": null,
"source_listing_id": "A4157429",
"price_change_percentage": null
},
{
"date": "2016-06-20",
"price": 165000,
"listing": {
"status": "sold",
"list_date": "2016-06-20T07:00:00Z",
"list_price": 158000,
"listing_id": "616497174",
"last_update_date": "2016-11-02T17:11:23Z",
"last_status_change_date": "2016-11-01T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 196.19500594530322,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4157429",
"price_change_percentage": "+130.77%"
},
{
"date": "2014-08-23",
"price": 71500,
"listing": {
"status": "sold",
"list_date": "2014-05-02T07:00:00Z",
"list_price": 72000,
"listing_id": "587840398",
"last_update_date": "2014-08-20T07:00:00Z",
"last_status_change_date": "2014-08-20T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": 85.01783590963139,
"source_name": "StellarMLS",
"price_change": -500,
"days_after_listed": null,
"source_listing_id": "A3997484",
"price_change_percentage": "-4.67%"
},
{
"date": "2014-06-20",
"price": 72000,
"listing": {
"status": "sold",
"list_date": "2014-05-02T07:00:00Z",
"list_price": 72000,
"listing_id": "587840398",
"last_update_date": "2014-08-20T07:00:00Z",
"last_status_change_date": "2014-08-20T07:00:00Z"
},
"event_name": "Relisted",
"price_sqft": 85.61236623067776,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A3997484",
"price_change_percentage": null
},
{
"date": "2014-06-18",
"price": 72000,
"listing": {
"status": "sold",
"list_date": "2014-05-02T07:00:00Z",
"list_price": 72000,
"listing_id": "587840398",
"last_update_date": "2014-08-20T07:00:00Z",
"last_status_change_date": "2014-08-20T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 85.61236623067776,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "47 days",
"source_listing_id": "A3997484",
"price_change_percentage": null
},
{
"date": "2014-06-06",
"price": 72000,
"listing": {
"status": "sold",
"list_date": "2014-05-02T07:00:00Z",
"list_price": 72000,
"listing_id": "587840398",
"last_update_date": "2014-08-20T07:00:00Z",
"last_status_change_date": "2014-08-20T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 85.61236623067776,
"source_name": "StellarMLS",
"price_change": -3000,
"days_after_listed": null,
"source_listing_id": "A3997484",
"price_change_percentage": null
},
{
"date": "2014-05-02",
"price": 75000,
"listing": {
"status": "sold",
"list_date": "2014-05-02T07:00:00Z",
"list_price": 72000,
"listing_id": "587840398",
"last_update_date": "2014-08-20T07:00:00Z",
"last_status_change_date": "2014-08-20T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 89.179548156956,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A3997484",
"price_change_percentage": null
},
{
"date": "2008-07-22",
"price": 162000,
"listing": {
"status": "off_market",
"list_date": "2008-02-11T07:00:00Z",
"list_price": 162000,
"listing_id": "606716910",
"last_update_date": "2015-09-15T12:10:38Z",
"last_status_change_date": "2008-07-22T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 192.62782401902496,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "162 days",
"source_listing_id": "A375930",
"price_change_percentage": null
},
{
"date": "2008-02-11",
"price": 162000,
"listing": {
"status": "off_market",
"list_date": "2008-02-11T07:00:00Z",
"list_price": 162000,
"listing_id": "606716910",
"last_update_date": "2015-09-15T12:10:38Z",
"last_status_change_date": "2008-07-22T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 192.62782401902496,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A375930",
"price_change_percentage": "+54.29%"
},
{
"date": "2003-04-08",
"price": 105000,
"listing": null,
"event_name": "Sold",
"price_sqft": 124.85136741973841,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1991-12-31",
"price": 35000,
"listing": null,
"event_name": "Sold",
"price_sqft": 41.617122473246134,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Reroof-shingle tear off replace",
"permit_effective_date": "Feb 10, 2021",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Re-roofing",
"permit_effective_date": "Sep 12, 2002",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical",
"permit_effective_date": "Sep 11, 2002",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5617896602",
"generated_at": "2026-03-27T22:15:39.798940Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 84.2
},
"utility_allowance": {
"zip_code": "34231",
"home_photo": "https://ap.rdcpix.com/d01920603c14bbb95167146a7e92db15l-m1080284722s-w1280.jpg",
"rent_price": 1829.0,
"loan_amount": 224000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/4108-Nelson-Ave_Sarasota_FL_34231_M56178-96602",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 280000.0,
"loan_term_years": 30,
"annual_cash_flow": 15783.47,
"mortgage_monthly": 1490.28,
"payment_standard": 2050.0,
"total_amount_out": 56000.0,
"additional_photos": [
"https://ap.rdcpix.com/d01920603c14bbb95167146a7e92db15l-m2716775737s-w1280.jpg",
"https://ap.rdcpix.com/d01920603c14bbb95167146a7e92db15l-m3817785999s-w1280.jpg",
"https://ap.rdcpix.com/d01920603c14bbb95167146a7e92db15l-m1618065833s-w1280.jpg",
"https://ap.rdcpix.com/d01920603c14bbb95167146a7e92db15l-m2714087354s-w1280.jpg",
"https://ap.rdcpix.com/d01920603c14bbb95167146a7e92db15l-m155384321s-w1280.jpg",
"https://ap.rdcpix.com/d01920603c14bbb95167146a7e92db15l-m2951051372s-w1280.jpg",
"https://ap.rdcpix.com/d01920603c14bbb95167146a7e92db15l-m4158878733s-w1280.jpg",
"https://ap.rdcpix.com/d01920603c14bbb95167146a7e92db15l-m40847219s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 65.5,
"monthly_cash_flow": 1315.29,
"property_tax_rate": 0.0079,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesSarasota2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "The property includes 'Central Air', and the allowance is the fixed value for a 2-bedroom single-family detached home.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Fuel type is inferred as electric because the property has an electric water heater and electric heating. The 'electric' option was selected from the schedule for a 2-bedroom unit.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Property details explicitly list 'Heating: Central, Electric'. The 'electric' option was selected from the schedule for a 2-bedroom unit.",
"utility": "Heating",
"allowance": 15
},
{
"note": "This is a standard, fixed allowance for general electricity usage (lights, outlets) for a 2-bedroom unit.",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "Trash collection is a standard utility for a single-family home. The allowance is the fixed value from the schedule.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "The property details state 'Water Source: Public'. The allowance is the fixed value for a 2-bedroom unit.",
"utility": "Water",
"allowance": 66
},
{
"note": "The property details explicitly list 'Electric Water Heater'. The 'electric' option was selected from the schedule for a 2-bedroom unit.",
"utility": "Water Heating",
"allowance": 34
}
],
"cash_on_cash_return": 0.28,
"down_payment_amount": 56000.0,
"property_tax_annual": 3183.73,
"property_tax_monthly": 265.31,
"property_tax_increase": 0.03,
"utility_allowance_total": 221.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -2099.86,
"property_management_monthly": 182.9,
"monthly_cash_flow_after_debt": -174.99,
"cash_on_cash_return_after_debt": -0.04
},
"section8_assessment": {
"runs": [
{
"summary": "This 2BR/1BA single-family home appears largely turnkey for a Housing Choice Voucher inspection. Major systems are recently replaced (HVAC 2023, roof 2021, hurricane windows 2019, water heater 2017) and interior renovations (new flooring, kitchen, bath, recessed lighting) reduce inspection risk. Primary verification items not visible in photos are smoke/CO detectors, GFCI outlets, and a deadbolt — these are common, easy-to-fix items but should be confirmed prior to inspection. Given the recent system upgrades and good visible condition, the property is likely to pass an initial NSPIRE/HCV inspection with minimal fixes (mainly documentation and small electrical/safety device verification). Rental-history data is present (recent activity within 5 years), supporting readiness and landlord experience.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 90.0,
"rationale": "Listing and photos show extensive recent updates: new vinyl floors throughout, renovated kitchen with granite counters and stainless appliances (2021), updated bathroom fixtures, recessed lighting, and a painted, clean garage. Roof replaced 2021 and hurricane windows 2019 reduce exterior deferred-maintenance risk. Only visible minor items: basic yard maintenance and some landscaping; second refrigerator in garage does not convey. No visible major cosmetic defects or obvious deferred interior repairs."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 80.0,
"rationale": "No visible exposed wiring, no signs of water intrusion, ceilings and walls appear intact, and updated windows/roof/HVAC lower safety risk. Bathrooms and kitchen appear finished and functional. However, smoke/carbon-monoxide detectors and deadbolt lock are not visible in photos, and GFCI outlets are not shown; egress for bedrooms is assumed but not shown. Because a few required items are not evidenced in photos, score is modestly reduced to reflect verification risk rather than visible hazard."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 90.0,
"rationale": "Major systems have recent replacement dates: HVAC 2023, roof 2021, water heater 2017, hurricane windows 2019 — all indicate strong near-term mechanical reliability. Electrical panel and service are not pictured but there are functioning recessed lights and appliances which suggest operational circuits. The washer/dryer are present in garage and appliances in kitchen appear operational. No visible plumbing leaks or water stains."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Exterior photos show an intact roof, stucco/siding in good repair, attached oversized one-car garage, and level site; property is reportedly outside a flood zone. Yard is functional but shows minimal landscaping and some bare patches; driveway/walkway condition is serviceable though not premium. No evidence of foundation movement, sagging, standing water, or infestation in photos."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.8,
"assumptions": [
"Smoke detectors and carbon monoxide detectors (where required) are present or will be installed prior to inspection; photos did not show them.",
"At least one locking deadbolt or compliant secure entry hardware will be present on the main entry door; photos show a door knob but not a deadbolt.",
"Electrical panel is intact and up to code with functioning breakers; no exposed wiring exists beyond what is visible in photos.",
"GFCI protection exists or will be provided in kitchen and bathroom areas as required; outlets were not clearly shown.",
"Hot water is available and the water heater (2017) is operational.",
"No hidden active roof leaks, major mold, foundation movement, or drainage problems exist beyond what is visible in photos.",
"Washer/dryer in garage are properly installed/vented; second fridge in garage is personal property and not conveyed."
],
"overall_score": 91.0,
"rubric_version": "1.0"
},
{
"summary": "This 2-bed, 1-bath single-family home appears largely turnkey for a Housing Choice Voucher inspection. Key capital and system updates are recent (roof 2021, hurricane windows 2019, HVAC 2023, updated kitchen and floors) and appliances are present. No visible structural, moisture, or electrical hazards in photos. The main inspection unknowns are presence/placement of required smoke/CO detectors and GFCI protection, and confirmation of electrical panel condition — items typically resolved quickly. With minor verification/installations (smoke/CO, GFCI outlets if missing) and basic turnover cleaning/landscaping, this property is likely to pass an initial NSPIRE/HCV inspection within 1–3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 88.0,
"rationale": "Photos and listing describe recent, full cosmetic and unit upgrades: new vinyl floors, updated kitchen with granite counters and stainless appliances (2021), recessed lighting, updated bathroom vanity, painted garage floor. Roof 2021 and hurricane windows 2019 reduce likelihood of near-term envelope repairs. No visible damaged drywall, sagging ceilings, or major surface deterioration. Minor exterior landscaping and typical tenant-turn touch-ups expected; missing second garage refrigerator does not convey and is not required. Overall appears turnkey with only minor prep work."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 78.0,
"rationale": "No visible life‑threatening hazards in photos. Entry door appears secure and exterior light present. Interior shows finished ceilings with recessed lighting (no exposed wiring visible) and functioning plumbing fixtures. However, smoke detectors/CO alarms are not visible in photos and GFCI outlets in kitchen/bath cannot be confirmed; presence of an attached garage means CO alarms may be required depending on fuel appliances (water heater type not visibly confirmed). Bedroom egress windows appear probable given window sizes but bedrooms not specifically shown. No visible mold, active leaks, or broken handrails. Because several NSPIRE-required devices/locations cannot be confirmed from the photos, moderate deduction applied despite otherwise safe appearance."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 85.0,
"rationale": "Listing states roof replaced 2021, HVAC replaced 2023 and water heater 2017; photos show a finished kitchen and working appliances and laundry in garage. Recessed lighting and functioning fixtures visible. No visible evidence of plumbing leaks or electrical panel problems in provided photos. Reasonable to infer the major systems are healthy given recent documented replacements; score reduced slightly because electrical panel, hot water testing, and functional HVAC operation at time of inspection cannot be independently verified."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Exterior photos show an intact roofline, stucco/siding in good condition, hurricane windows, attached garage and a generally maintained yard. Driveway/sidewalks show some grass/soil patches but no obvious trip hazards or major drainage failure visible. Some vegetation is close to the house which may require routine trimming. No visible foundation cracks, standing water, or infestation evidence in photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental activity (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.78,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may need verification and possible installation in required locations.",
"GFCI protection in kitchen and bathroom outlets could not be confirmed from photos and may require testing/installation.",
"Water heater fuel type is not visible; assumed operational but CO alarm requirement depends on fuel type and attached garage.",
"Electrical panel condition and presence of any non‑compliant wiring are not visible; inferred to be acceptable based on interior finish and recent system updates.",
"Garage door operation, attic ventilation, and HVAC operational test results were not provided and are assumed functional given HVAC replacement in 2023 and overall good condition.",
"Rental history entry (present within last 5 years) is taken as verification of recent occupied use and included as a positive bonus in the overall readiness score.",
"No major hidden defects (roof leaks, foundation movement, severe mold) are present based on listing claims and photos; if such defects exist they would materially lower the score."
],
"overall_score": 88.0,
"rubric_version": "nsPIRE-2026-v1"
},
{
"summary": "This 2BR/1BA single-family home appears largely turnkey for Section 8 / HCV occupancy. Recent capital upgrades (roof 2021, hurricane windows 2019, HVAC 2023, new floors, updated kitchen and bath) significantly reduce inspection risk. Main uncertainties are confirmatory safety items not visible in photos (smoke/CO detectors, GFCI presence, deadbolt, egress window sizing, and electrical panel labeling). With verification/installation of detectors and any required GFCIs, the property is likely to pass an initial NSPIRE/HCV inspection within 1-2 weeks. Overall weighted score (condition 2.0, safety 1.5, systems 1.5, exterior 1.0) produced an 83.4 base, plus a small bonus for recent rental activity, yielding a final score of 88 (high confidence in rent-readiness).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show comprehensive interior updates: new vinyl floors, renovated kitchen with granite counters and stainless appliances (2021), updated bathroom, recessed lighting, ceiling fans, painted surfaces and a finished garage floor. No visible cosmetic deferred maintenance or damage. Missing second refrigerator noted as not conveying (garage). Overall turnkey with only minor wear-and-teenage items possible."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 78.0,
"rationale": "Major safety-related updates are recent (roof 2021, hurricane windows 2019, HVAC 2023). No active leaks, obvious exposed wiring, collapsed ceilings, or missing guardrails visible. However, required safety items (smoke detectors, CO alarm if applicable, GFCI outlets in kitchen/bath, deadbolt on entry, and window egress sizing) are not visible in photos — inability to confirm reduces score. No visible mold or significant water intrusion observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 85.0,
"rationale": "Listing documents recent system replacements: roof 2021, HVAC 2023, water heater 2017. Appliances (stove, refrigerator, dishwasher) shown and appear functional. Laundry hookups and washer/dryer present in garage. Electrical panel not shown but interior lighting and recessed lights appear operational. No visible signs of plumbing failure or drainage issues in photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior stucco/siding and roof visually intact; garage and entry walkway present. Yard is functional though a bit uneven/patchy in grass cover; mature trees close to the house may increase debris and roof/gutter maintenance frequency. No visible foundation cracks, standing water, or major site hazards in photos."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.8,
"assumptions": [
"Smoke detectors and carbon monoxide detector locations are not visible in provided photos; assume none are confirmed until verified by owner/agent.",
"GFCI protection in kitchen and bathroom outlets is not visible; assume may require verification or minor installation.",
"Bedrooms have legal egress windows that meet code dimensions (assumed based on window style but not measured in photos).",
"Electrical panel is intact and has proper labeling and covers (not shown in photos).",
"No active roof leaks, significant mold, or hidden plumbing leaks are present (no visual evidence in photos; recent roof and HVAC replacements reduce likelihood).",
"Washer and dryer in garage are present but may be considered tenant or owner equipment; laundry hookups assumed serviceable.",
"Second refrigerator in garage does not convey as stated in listing.",
"Recent system replacement dates claimed in listing are accurate and reflect functional systems (roof 2021, HVAC 2023, water heater 2017).",
"Rental history (events in last 5 years and active rental) is accurate and used as bonus readiness evidence."
],
"overall_score": 88.0,
"rubric_version": "nsPIRE-v1.0-2026"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "4108 Nelson Ave, Sarasota, FL, 34231",
"aggregate": {
"summary": "This 2BR/1BA single-family home appears largely turnkey for a Housing Choice Voucher inspection. Major systems are recently replaced (HVAC 2023, roof 2021, hurricane windows 2019, water heater 2017) and interior renovations (new flooring, kitchen, bath, recessed lighting) reduce inspection risk. Primary verification items not visible in photos are smoke/CO detectors, GFCI outlets, and a deadbolt — these are common, easy-to-fix items but should be confirmed prior to inspection. Given the recent system upgrades and good visible condition, the property is likely to pass an initial NSPIRE/HCV inspection with minimal fixes (mainly documentation and small electrical/safety device verification). Rental-history data is present (recent activity within 5 years), supporting readiness and landlord experience.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 88.7,
"rationale": "Listing and photos show extensive recent updates: new vinyl floors throughout, renovated kitchen with granite counters and stainless appliances (2021), updated bathroom fixtures, recessed lighting, and a painted, clean garage. Roof replaced 2021 and hurricane windows 2019 reduce exterior deferred-maintenance risk. Only visible minor items: basic yard maintenance and some landscaping; second refrigerator in garage does not convey. No visible major cosmetic defects or obvious deferred interior repairs."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Exterior photos show an intact roof, stucco/siding in good repair, attached oversized one-car garage, and level site; property is reportedly outside a flood zone. Yard is functional but shows minimal landscaping and some bare patches; driveway/walkway condition is serviceable though not premium. No evidence of foundation movement, sagging, standing water, or infestation in photos."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 78.7,
"rationale": "No visible exposed wiring, no signs of water intrusion, ceilings and walls appear intact, and updated windows/roof/HVAC lower safety risk. Bathrooms and kitchen appear finished and functional. However, smoke/carbon-monoxide detectors and deadbolt lock are not visible in photos, and GFCI outlets are not shown; egress for bedrooms is assumed but not shown. Because a few required items are not evidenced in photos, score is modestly reduced to reflect verification risk rather than visible hazard."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 86.7,
"rationale": "Major systems have recent replacement dates: HVAC 2023, roof 2021, water heater 2017, hurricane windows 2019 — all indicate strong near-term mechanical reliability. Electrical panel and service are not pictured but there are functioning recessed lights and appliances which suggest operational circuits. The washer/dryer are present in garage and appliances in kitchen appear operational. No visible plumbing leaks or water stains."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Smoke detectors and carbon monoxide detectors (where required) are present or will be installed prior to inspection; photos did not show them.",
"At least one locking deadbolt or compliant secure entry hardware will be present on the main entry door; photos show a door knob but not a deadbolt.",
"Electrical panel is intact and up to code with functioning breakers; no exposed wiring exists beyond what is visible in photos.",
"GFCI protection exists or will be provided in kitchen and bathroom areas as required; outlets were not clearly shown.",
"Hot water is available and the water heater (2017) is operational.",
"No hidden active roof leaks, major mold, foundation movement, or drainage problems exist beyond what is visible in photos.",
"Washer/dryer in garage are properly installed/vented; second fridge in garage is personal property and not conveyed."
],
"score_method": "mean_of_criteria",
"overall_score": 84.2,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5617896602"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.